South Carolina RV park Myrtle Beach seasonality reserve
Myrtle Beach and Lowcountry destination parks show 40%–55% occupancy spread peak-to-trough — bridge with 6-month PITIA reserve when acquiring pre-summer. Upstate I-85 travel parks refi at lower insurance load; do not apply coastal cap rates inland.
Cross-asset: South Carolina MHC lot-rent economics differ from outdoor hospitality ADR models.
South Carolina RV park bridge files contrast Lowcountry coastal wind/flood from Upstate I-85 travel parks — Charleston fringe insurance can add 15%–25% to PITIA versus Greenville-area assets at $700K–$1.8M. Myrtle Beach seasonality requires debt service reserve on bridge when summer peak alone would show 1.40x DSCR. Hub: RV park financing guide.
Bridge IO 8.99%–13.5%, 65%–80% LTV. Rates: RV park loan rates 2026 · Compare MHC South Carolina.
South Carolina RV park segments and basis bands
| Segment | Geography | Basis band | ADR / occupancy profile |
|---|---|---|---|
| Myrtle Beach corridor | Horry, Georgetown fringe | $1.2M–$2.8M | Mar–Oct peak; wind/flood insurance |
| Upstate mountain | Oconee, Pickens, Greenville fringe | $900K–$1.7M | Premium ADR; shorter season |
| I-95 travel stops | Dillon, Florence corridor | $650K–$1.1M | Transient overnight; lower ADR |
| Lowcountry inland | Dorchester, Colleton fringe | $800K–$1.4M | Avoid coastal flood zones |
Horry County inland-from-coast parks (3+ miles) trade $1.4M–$2M on 55–85 pads — verify VE vs X flood zones before LOI. Upstate mountain (Oconee) lower insurance but Jan–Apr trough extends bridge timeline.
Worked example — Horry County 68-pad coastal corridor
$1.85M — 64% annualized occupancy, 50-amp mix, inland from flood VE zone
| Phase | Detail |
|---|---|
| Bridge | 65% LTV ($1.202M) + $210K PIP holdback at 11.75% IO |
| PIP timeline | 9 months — pool, bathhouse, pad electric refresh before peak |
| Post-PIP ADR | +15.5% vs trailing 12 ($58 → $67 avg nightly) |
| Insurance verified | +$48K/yr wind/flood vs prior owner understated quote |
| Stabilized NOI | ~$13,100/mo after opex (insurance-adjusted) |
| Refi target | SBA 7(a) $1.38M at 7.75%, about 1.26x if amortized 25 years — month 22 |
Cap rates: RV park cap rates and valuation
Seasonality — South Carolina DSCR modeling
| Month type | Myrtle Beach corridor | Upstate mountain |
|---|---|---|
| Peak | Mar–Aug snowbird + summer | May–Oct |
| Trough | Dec–Feb | Jan–Apr |
| Reserve | Wind/flood quote in pro forma | 3–6 months PITIA |
South Carolina diligence checklist
- Wind and flood insurance — current carrier quote in pro forma
- FEMA flood zone — coastal and river-adjacent pads
- Pad electric amperage — 50-amp upgrades for larger RVs
- Septic / wastewater capacity — expansion limits on rural parks
- Transient vs seasonal site rent mix — snowbird vs overnight revenue
- County STR / campground licensing — Horry and coastal municipalities
Exit and refinance path
South Carolina RV sponsors split Grand Strand coastal vs Upstate mountain thesis at LOI — insurance load and seasonality produce opposite bridge term requirements.
SBA 7(a) refi (Horry inland): Worked example: $1.38M permanent at 7.75% after the verified $48K/yr insurance line is in the T-12. That $48K is the gap versus the prior owner’s quote. The shortfall nearly killed refi coverage. Banks require current carrier binder, not expiring policy renewal estimate. Oct–Apr snowbird fill and Jun–Aug transient documented separately on revenue schedule.
Coastal VE zone caution: Parks in VE flood zones may not reach SBA refi — bridge 60%–65% LTV max until elevation certificate and mitigation documented. Inland 3+ miles from coast typically clears 65%–70% LTV bridge.
Upstate mountain (Oconee/Pickens): Lower basis ($950K–$1.5M) with shorter peak season — plan bridge through two Oct peaks before refi. Property tax advantage vs NC border attracts Charlotte sponsors — model shoulder-season compression explicitly.
I-95 overnight (Dillon/Florence): $650K–$950K basis, steadier ADR — value-add PIP thesis over stabilized refi day one. Bridge 8.99%–13.5% IO for acquisition; refi at 72% occupancy when T-12 supports 1.22x+.
Insurance NOI impact: Coastal wind can compress NOI 10%+ — current quotes required before leverage approval. Refi: RV park refinance · SBA vs bridge.
Georgetown fringe: Lower basis than Horry ($1.1M–$1.6M) with similar snowbird demand. Dillon/Florence I-95: Overnight stops at $650K–$900K — pool and bathhouse PIP driving +$8–$12 ADR before refi at 70% occupancy. Pickens/Oconee Upstate: Premium $78–$95/night ADR Oct peak but Jan–Apr at 20%–30% occupancy — size bridge 18–22 months through two fall seasons.
Lowcountry inland (Dorchester/Colleton fringe): Avoid coastal flood zones while capturing Charleston weekend demand at $800K–$1.2M basis — +$6–$10 ADR from bathhouse and pad electric PIP before peak season. Compare insurance load: SC landlord-friendly guide for hold strategies adjacent to flip-and-exit campground thesis.
Related South Carolina programs
- Mobile home park loans South Carolina
- Fix and flip loans South Carolina
- DSCR loans South Carolina
- Hard money lenders South Carolina
Send Lowcountry wind/flood vs Upstate travel-stop T-12 — South Carolina RV park file · Southeast campground hub · (833) 264-7776
South Carolina RV park underwriting focus (2026)
- Occupancy: Underwrite Greenville hookups on trailing 12-month RV occupancy — not peak-season broker pro forma on South Carolina parks.
- Utilities: Seasonal hookup revenue vs annualized camper counts before IO term.
- Entity: Business-purpose LLC with aligned operating agreement before appraisal.
- Exit: Identify bank or agency takeout on South Carolina RV park assets before bridge close.
Send Lowcountry wind/flood vs Upstate travel-stop T-12 — South Carolina RV park file · Southeast campground hub · (833) 264-7776
South Carolina RV revenue underwriting
Separate annual camper revenue from transient hookups on South Carolina RV parks — banks exclude seasonal overlap from permanent debt sizing. Coastal wind and inland landlord statute — Charleston flood vs Greenville inland basis. Pedestal electric and septic capex on older parks belongs in the bridge budget, not post-close surprise.
Compare: RV park hub · Submit commercial scenario.
Bridge note versus a house DSCR loan
A campground is an operating business. Jaken Finance Group funds the acquisition on a bridge note, not on a rental-house form. Bridge pricing is 8.99%–13.5% interest-only. A qualified file can reach 90% of the purchase price. The term is 12–24 months. A complete file closes in 7–10 business days.
The rental DSCR loan is a separate product. It prices at 5.75%–10.5% and closes in about 14 business days. It is built for leased houses and small multifamily. A Myrtle Beach park does not become that loan because the pro forma shows a coverage ratio.
Coverage still matters later. A takeout lender divides net operating income by the permanent payment. That ratio names a test. It does not name the acquisition product. The split is laid out in bridge loan versus DSCR loan. Statewide bridge steps sit on South Carolina bridge loans.
Bathhouse, pedestal, and Wi-Fi work that is outside the land note is a different file. Start that scope at RV park renovation financing.
Prices, jobs, and permits around the park
House prices are not campground cap rates. They do show whether the counties around a park are still rising. The South Carolina all-transactions house price index is not seasonally adjusted. It equals 100 in the first quarter of 1980. The index was 725.16 in the second quarter of 2026. It was 698.50 in the second quarter of 2025. That is 3.8% higher than a year earlier.
Weekend fill on I-85 and I-95 still depends on people having jobs. The seasonally adjusted unemployment rate was 4.1% in August 2026 and 4.6% in August 2025.
New housing permits are a construction signal, not a pad forecast. The South Carolina permit series is not seasonally adjusted. It shows 3,724 units authorized in August 2026. It shows 3,661 units in August 2025.
A seller who says “the market is up” may be quoting houses. Price the park off trailing site revenue, insurance, and the flood zone. Greenville County is in the South Carolina Upstate. It is not a coastal county and it is not in another state. Do not paste a Charleston wind quote onto a Greenville hookup.
Court sale before title passes
South Carolina does not clear a mortgage with a bare trustee auction. Section 29-3-630 says a sale under a power in a mortgage does not pass title unless a court judgment first establishes the debt. The other path in that section is a written consent by the debtor, recorded after the debt matures. Section 29-3-640 says that consent must be dated not more than 12 months before the sale.
Section 29-3-650 lets the court enter judgment and order the sale at the same time. Section 29-3-680 gives a defendant 30 days after the sale to ask the clerk for an appraisal order, when a personal judgment is taken or asked. The same section allows a waiver when the deal is not a dwelling and not consumer credit. The borrower must be told in writing before the transaction, and must sign the statutory warning. That warning calls the sale a judicial foreclosure sale.
This is the statute, not advice on your file. Ask South Carolina counsel before you treat a waiver as effective. A power-of-sale deed from another state does not satisfy section 29-3-630.
The appraisal window matters when you refinance. A takeout lender will ask whether a junior lien died in a court sale or was paid off. Title in Greenville, Horry, and Florence should show the judgment or the recorded consent.
Illustration: Greenville County travel-park carry
Example only. This is not a closed Jaken Finance Group loan.
| Item | Figure |
|---|---|
| Contract price, Greenville County travel park | $1,100,000 |
| Bridge at 75% of price | $825,000 |
| Interest-only rate | 11% |
| Monthly interest | $7,562.50 |
| Interest if fully drawn for 18 months | $136,125 |
Eighteen months sits inside the 12–24 month term. The sponsor holds cash for a January trough and a bathhouse, so the example stays at 75%. The program ceiling is still up to 90% of the purchase price when the file supports it. A Horry County park needs its own wind and flood quote. Do not copy this Upstate payment onto the coast.
The Horry example higher on this page uses a $1.85 million price, a $1.202 million bridge, and a $1.38 million takeout at 7.75%. If that takeout amortizes over 25 years, the payment is about $10,424 a month. About $13,100 of monthly NOI covers that payment about 1.26 times. The 25-year length is an assumption for the math. The SBA 7(a) page sets a $5 million maximum. It says the loan can acquire, refinance, or improve real estate and buildings. It does not set a 25-year campground term. Read SBA 7(a) loans before you treat the takeout as automatic.
File items that change the South Carolina quote
Bring the court case number, or the recorded consent, if a lien was cleared under section 29-3-630. Bring an elevation certificate for any pad the seller calls inland of a VE zone. On a Horry or Georgetown deal, bring a wind and flood quote dated inside the LOI window. Keep the Greenville County tax bill separate from any coastal bill. Bring the campground license from the town that actually issues it.
Send the trailing 12, the flood panel, and the insurance binder with the South Carolina scenario. Call (833) 264-7776 if the park is already under contract.
South Carolina park / niche segment gates — Greenville (Upstate) (2026)
- RV park underwriting on Greenville (Upstate) — pad count, utility infrastructure, and ~0.57% tax on operating entity.
- Coastal wind and inland landlord statute — Charleston flood vs Greenville inland basis — segment comps do not cross into vanilla SFR Charleston (Lowcountry) pricing.
- Bridge 8.99%–13.5% IO with documented operating history or value-add scope before agency take-out.
Greenville (Upstate) RV park bridge 8.99%–13.5% IO · South Carolina hard money · (833) 264-7776.